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HomeMy WebLinkAboutPC Resolution _5025- Case PDD 291RESOLUTION NO. 5025 THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING APPROVAL OF AN APPLICATION BY GEIGER LLC, FOR THE SPRINGS COMMERCIAL CENTER PROJECT, FOR APPROVAL OF PLANNED DEVELOPMENT 291 OF APPROXIMATELY 393,000 SQUARE FEET OF COMMERCIAL DEVELOPMENT ON APPROXIMATELY 37 ACRES, LOCATED AT NORTHEAST CORNER OF RAMON ROAD AND GENE AUTRY TRAIL, ON APN # 677-280-41, 677-420-32, 677-420-33, AND 677-420-34, ZONE M- 1-P, SECTION 17. WHEREAS, Geiger LLC. (the "Applicant"), has filed an application with the City pursuant to the City of Palm Springs Zoning Code, Section 94.03.00, for a Planned Development (PD 291) to construct a neighborhood commercial shopping center located at the northeast corner of Ramon Road and Gene Autry Trail, APN # 677-280-41, 677-420-32, 677-420-33, and 677-420-34, Zone M-1-P, Section 17; and WHEREAS, the proposed Planned Development 291 would allow specific development standards for the project site that would allow development of a 393,000 square foot retail shopping center, which includes a 117,000 square foot home improvement store and garden center, nine additional major commercial stores ranging in size from 10,000 square feet to 36,000 square feet, four retail stores ranging from 6,000 square feet to 12,600 square feet, and four restaurants ranging from 3,200 to 9,500 square feet; and WHEREAS, the City Council of the City of Palm Springs has the authority pursuant to Chapter 94 of the City of Palm Springs Municipal Code to approve the proposed Planned Development 291; and WHEREAS, the Palm Springs Planning Commission is advisory to the City Council on the proposed Planned Development 291; and WHEREAS, the Applicant has paid the required filing fees; and WHEREAS, the proposed Planned Development 291 was submitted to appropriate agencies as required by the by the Federal and State Law, and the Palm Springs Municipal Code, with the request for their review, comments, and requirements, including the Riverside County Airport Land Use Commission; and WHEREAS, the proposed Planned Development 291 is considered a "project" pursuant to the terms of the California Environmental Quality Act ("CEQA"), and a Draft EIR has been prepared for this Project and provided to the Planning Commission on September 19, 2005, and was distributed on July 28, 2005 for 45-day public review and comment which ended September 12, 2005 in accordance with CEQA; and WHEREAS, the proposed project was previously reviewed by the Design Review Committee/Architectural Advisory Committee regarding project design, architecture, site plan, sign program and landscape design on October 10, 2003, July 26, 2004, September 7, 2004, and June 20, 2005; and WHEREAS, notice of a public hearing of the Planning Commission of the City of Palm Springs to consider recommendations on the proposed project was given in accordance with applicable law; and WHEREAS, on September 28, 2005, a public hearing of the proposed project was held by the Planning Commission in accordance with applicable law; and WHEREAS, the Planning Commission carefully reviewed and considered all of the evidence presented in connection with the public hearing on the proposed project, including but not limited to the plans and regulations of the proposed Planned Development schematic site plan, conceptual elevations, lighting plan, sign program, staff report, all environmental data, including the Draft EIR, along with all written and oral testimony presented. THEREFORE THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: Section 1: The Planning Commission considered the analysis and mitigation of the Draft EIR and Draft Mitigation Monitoring and Reporting Program; and a Final EIR will be completed in compliance with CEQA, the State CEQA Guidelines, and the City's CEQA Guidelines, analyzing the potential environmental impacts resulting from approval of Planned Development 291 prior to the City Council of the city of Palm Springs considering the proposed Planned Development 291. Section 2: That the Planned Development 291 combines land uses in compatible relationships according to the City of Palm Springs Municipal Code by a totally planned development that implements the Palm Springs General Plan and good zoning practices and therefore the Planning Commission recommends to the City Council of the City of Palm Springs approval of Planned Development 291 as shown in the attached Exhibit 1 dated XX/XX/2005 pursuant to the incorporation of the conditions attached in Exhibit A, and modifying the underlying M-1-P zone development standards as follows: Standard M-1-P zone PD-291 Lot area 60,000 sq ft same Lot dimensions 200 ft x 200 ft same Building height 40 ft same Yards Abutting residential 100 ft 25 —100 ft Perimeter landscape 25 ft same Abutting Major Roads 25 ft same Perimeter landscape 25 ft same Abutting non-residential 20 ft 25 —110 ft Perimeter landscape none 25 ft Walls 93.02 std. same and 12 ft sound walls provided Fences 93.02 std. same mm K Landscaping Access Coverage Parking - Spaces Parking space ratio Parking lot shading Lighting Bike parking Pedestrian walkways Dimensions Off-street loading/trash Distance from residential Signs Outdoor storage Minimum zone size Antennas Public art Performance Standards Fire and explosion hazard Radioactivity and electrical Noise Vibration Smoke, dust, heat, glare Odors and gas Property maintenance 93.02 std. 93.05 std. no limit 1,571 11250 sq ft 50% min. 93.21 std. maybe provided 9x17ft 93.07 std. 150 ft sign code 92.16.03. K 40 acres 93.08 std. 93.11.00 92.16.04 92.16.04 11.74 92,16, 04 92.16.04 92.16.04 93.19.00 same same 74% of site 1,753 11224 sq ft same same provided same 9x20ft condition 25 ft and behind sound wall and landscaping same same 37 acres none same same same same same same same same NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby recommends to the City Council of the City of Palm Springs approval of Planned Development 291 The Springs Commercial Center as shown on Exhibit 1 pursuant to conditions attached as Exhibit A. ADOPTED this 28th day of September, 2005. AYES: 7 NOES: ABSENT: ABSTENTIONS: ATTEST: Chairman of the Planning Co ission CITY OF PALM SPRINGS, CALIFORNIA Secretary of the Planning Commission m EXHIBIT A PLANNED DEVELOPMENT 291 GEIGER, LLC. THE SPRINGS COMMERCIAL CENTER NORTHEAST CORNER OF RAMON ROAD & GENE AUTRY TRAIL September 28, 2005 RECOMMENDED CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning and Zoning, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.0894-PD-291. The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having m jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. The project is located in an area defined as having an impact on fish and wildlife as defined in Section 711.4 of the Fish and Game Code and an Environmental Impact Report is being prepared on the project; therefore a fee of $914.00 plus an administrative fee of $50.00 shall be submitted by the applicant in the form of a money order or a cashier's check payable to the Riverside County Clerk prior to Council action on the project. This fee shall be submitted by the City to the County Clerk with the Notice of Determination. Action on this application shall not be final until such fee is paid. 5. This project shall be subject to Chapters 2.24 and 3.37 of the Municipal Code regarding public art. The project shall either provide public art or payment of an in lieu fee. In the case of the in -lieu fee, the fee shall be based upon the total building permit valuation as calculated pursuant to the valuation table in the Uniform Building Code, the feeing being 112% for commercial projects or 114% for residential projects with first $100,000 of total building permit valuation for individual single-family units exempt. Should the public art be located on the project site, said location shall be reviewed and approved by the Director of Planning and Zoning and the Public Arts Commission, and the property owner shall enter into a recorded agreement to maintain the art work and protect the public rights of access and viewing. Any on -site art shall reflect the culture and traditions of the ACBCI. CEQA 6. As adopted in the Final Environmental Impact Report (SCH#2003121001), the applicant shall provide mitigation monitoring and report to the city on implementation of environmental mitigation measures according to the Mitigation Monitoring and Reporting Program (MMRP). The applicant shall be responsible for reimbursing the city for costs associated with review and approval of the applicant's implementation of the MMRP. Planning 7. The zoning standards of Planned Development 291 modify the underlying M-1-P zone development standards as follows: Standard M-1-13 zone PD-291 Lot area 60,000 sq ft same Lot dimensions 200 ft x 200 ft same Building height 40 ft same Yards Abutting residential 100 ft 25 — 100 ft Perimeter landscape 25 ft same Abutting Major Roads 25 ft same Perimeter landscape 25 ft same Abutting non-residential 20 ft 25 —110 ft Perimeter landscape none 25 ft Walls 93.02 std. -same Fences 93.02 std. same Landscaping 93.02 std. same Access 93.05 std. same N Coverage no limit 74% of site Parking - Spaces 1,571 1,817 Parking space ratio 1/250 sq ft 1/216 sq ft Parking lot shading 50% min. same Lighting 93.21 std. same Bike parking maybe provided Pedestrian walkways provided same Dimensions 9 x 17 ft 9 x 20 ft Off-street loading/trash 93.07 std. condition Distance from residential 150 ft 25 ft and behind sound wall and landscaping Signs sign code same Outdoor storage 92.16.03.K same Minimum zone size 40 acres 37 acres Antennas 93.08 std. none Public art 93.11.00 same Performance Standards Fire and explosion hazard 92.16.04 same 4111 Radioactivity and electrical 92.16.04 same Noise 11.74 same Vibration 92.16.04 same Smoke, dust, heat, glare 92.16.04 same Odors and gas 92.16.04 same Property maintenance 93.19.00 same 8. Property Conditions, Covenants and Restrictions (CC&Rs): Prior to submission of building permits CC&Rs shall be submitted for review and approval by the Director of Planning in a form to be approved by the City Attorney to acknowledge Planned Development 291 (PD- 291), the adopted Conditions of Approval of PD-291, and the MMRP of the Final Environmental Impact Report (SCH#2003121001); and provide for private restrictions on use of the site that implement PD-291 and the MMRP. The provisions in the CC&Rs shall be enforceable by the City and not be amended without City approval, and shall require the maintenance of all property in a good condition in accordance with all regulations by one entity. The applicant shall reimburse the city's' costs in reviewing and approving the CC&Rs. The approved CC&Rs shall be recorded prior to issuance or the first Certificate of Occupancy. 9. Seasonal Garden Area: A Land Use Permit is required for all outdoor special events such as the Seasonal Garden Area. A maximum of six special events, each lasting no more than two weeks in duration may be held per year. These include, but not limited to tree sales, car washed, plant sales, furniture sales, and other unspecified outdoor events on site, shall be submitted for review and approval by the Director of Planning and Zoning, prior to issuance of a certificate of occupancy. Any outdoor future food use shall be subject to consideration of a land use permit. 10. Signage: Prior to issuance of a building permit, the applicant shall submit for review and approval a Comprehensive Sign Program showing all proposed signage for the site. The comprehensive Sign Program shall be integrally designed with the site landscaping and architecture and incorporate reference to comments received during Architectural Advisory review of PD-291. 11. Loading facilities: Prior to issuance of Building permits, 1) a loading facility shall be provided w x for the building "Food-1" on Exhibit 1 by conversion of two nearby parking spaces or other means acceptable to the Director of Planning; 2). A loading facility shall be provided for building "Retail-1" on Exhibit 1 by reconfiguration of the 4-trash bins and elimination of the 3- parking spaces on the north side of the Retail-1, or by other means acceptable to the Director of Planning; and 3) PD-291 Exhibit 1 shall be amended to note that prior to issuance of any permit to expand any building "Major C-e" or alter the loading facilities for the buildings "Major C-E" a new loading facility plan shall be submitted for review and approval as an amendment to Planned Development 291, 12. Site remediation: Prior to submission of a building permit, the applicant shall provide certification to the satisfaction of the City Attorney that the Removal Action Plan (RAW) has been completed and the site is clear of all environmental concerns, and that implementation of PD-291 will not pose any concerns relative to the prior land fill operation on the site. The applicant shall reimburse any city costs in the review of the certification. IAL DESIGN 13. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning & Zoning prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down -lights shall be utilized. 14. Prior to issuance of the first certificate of occupancy all materials on the flat portions of the roof shall be a painted consistent color approved by the Director of Planning. 15. All roof mounted mechanical equipment shall be screened from all adjacent at grade vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapet walls shall be at least 6" above the tallest piece of roof mounted equipment for the purpose of screening. Cross sections of the parapet walls and manufacturers cut sheets for each piece of roof mounted mechanica' equipment shall be required prior to issuance of building permits. 16. No exterior downspouts shall be permitted on any facade on the proposed building(s) whict are visible from adjacent streets or residential and commercial areas. 17. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 18. No sirens, outside paging or any type of signalization will be permitted, except approvec alarm systems. 19. Prior to the issuance of building permits, locations of all telephone and electrical boxes muss be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Saic transformer(s) must be adequately and decoratively screened. Eel m m 20. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning and Zoning prior to issuance of a building permit, Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal to the City of Palm Springs. 21. The entire parking lot and all drive -through facilities must adequately screened by 4'-0" tall decorative walls and/or berms. The walls should include decorative block, cap and pilasters and berms architecturally integrated with the site architecture. Walls and berms must include landscaping, including trees and shrubs. 22. Landscaping shall include a mixture of 24", 36", 46" and 60" box size trees. All trees shall be allowed to grow to full form and height and shall not be topped or excessively trimmed. 23. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. A minimum 50% of the parking area must be shaded. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diametertwidth. 24. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning and Zoning for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 25. Outdoor storage in the Outdoor Garden Center, Building Materials Storage, or Will Call areas shall not exceed the height of the perimeter screen fence/walls of their respective areas. 26. Prior to issuance of a building permit, the applicant must provide a standard avigation easement and non -suit covenant in a form prescribed and approved by the City Attorney, with reference to present and future owners of the parcel. The avigation and non -suite covenant shall be recorded against all parcels. 27. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 28. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 29. The project shall comply with the City of Palm Springs Transportation Demand Management (TDM) Ordinance, which establishes transportation demand management requirements for the City of Palm Springs. Refer to Chapter 8.4 of the Municipal Code for specific requirements. This must be submitted for approval a minimum of (60) days prior to issuance of the certificate of occupancy and must be approved prior to opening. POLICE DEPARTMENT 30. Developer shall comply with Section II of Chapter 8.04 of the Palm Springs Municipal Code FIRE DEPARTMENT Ee poj 31. Fire hydrant systems: Following Fire Department selection of hydrant locations, plans and specifications for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. (901.2.2.2 CFC). All fire hydrants shall be installed in accordance with DWA specifications and standards. No landscape planting, wails, fences, signposts, or aboveground utility facilities are permitted within 3 feet of fire hydrants, or in line with hose connections. 32. Water Systems and Hydrants: Underground water mains and fire hydrants shall be installed, completed, tested and in service prior to the time when combustible materials are delivered to the construction site. (903 CFC). Installation, testing, and inspection will meet the requirements of NFPA 24 1995 edition. Prior to final approval of the installation, contractor shall submit a completed Contractor's Material and Test Certificate to the Fire Department. (9-2.1 NFPA 24 1995 edition) 33. Fencing Requirements: Construction site fencing required over 5000 SF or as the Fire Marshal deems necessary as the authority having jurisdiction, in accordance with the 1998 California Fire Code and City of Palm Springs Ordinance 1570. Fencing shall remain intact until buildings are stuccoed or covered and secured with lockable doors and windows. 34. Access During Construction: Access for firefighting equipment shall be provided to the immediate job site at the start of construction and maintained until all construction is complete. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13'6". Fire Department access roads shall have an all weather driving surface and support a minimum weight of 73,000 lbs. (Sec. 902 CFC) 35. Private streets: They shall have a minimum width of at least 20 feet, pursuant to California Fire Code 902.1 however, a greater width for private streets may be required by the City engineer to address traffic engineering, parking, and other issues. Generally, for two-way private streets, a minimum width of 24 feet will be required, unless otherwise allowed by the City engineer, to the minimum of 20 feet required by the Fire Code. No parking shall be allowed in either side of the roadway. 36. Road Design: Fire apparatus access roads shall be designed and constructed as all weather capable and able to support a fire truck weighing 73,000 pounds GVW. (902.2.2.2 CFC) The minimum inside turning radius is 30 feet, with an outside radius of 45 feet. 37. Automatic Fire Sprinklers: Approved, automatic Fire Sprinkler Systems are required for all project buildings. BUILDING DEPARTMENT 38. Prior to any construction on -site, all appropriate permits must be secured. ENGINEERING STREETS NJ x C)" 39.Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 40.Applicant shall obtain State permits and approval of plans for all work done on State Highway 111. A copy of Caltrans requirements shall be submitted to the City Engineer prior to issuance of building permits. 41 Submit street improvement plans prepared by a Registered Civil Engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. 42. Site Access Alternative D shall be implemented for this project, as identified in the Traffic Impact Study prepared by Endo Engineering for "The Springs Retail Center", dated May 2005. The required improvements below identify the construction of a connection to Mission Drive from the project site, via an extension of San Joaquin Drive south of Mission Drive with an intersection (standard street knuckle) at Gene Autry Trail aligned with Site Access A, as generally shown in Figure 1-10 "Alternative Access Plan D" from the Traffic Impact Study. In the event Caltrans demonstrates requirements that prohibit the ability to construct a directional median opening on Highway 111 at Site Access B, the City Engineer will coordinate with the applicant to resolve the restriction, including consideration of Site Access Alternative B and installation of a full access signalized driveway at Site Access B. Conditions indicated herein relative to Highway 111 are subject to change in accordance with Caltrans requirements, as may be indicated in an Encroachment Permit issued by Caltrans to the applicant for construction of improvements along Highway 111 related to this project. GENE AUTRY TRAIL (HIGHWAY 111) 43 Remove the existing curb returns, spandrels, and cross -gutter at the intersection with Mission Drive, and construct 35 feet radius curb returns and spandrels, and an 8 feet wide cross -gutter, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 44. Remove the existing curb and gutter, and construct a new 40 feet wide local street intersection aligned with Site Access A (northerly driveway along Gene Autry Trail). The new street shall be constructed with a 6 inch curb and gutter located 20 feet north and south of the centerline of Site Access A, extending to a standard knuckle aligned with the southerly prolongation of the centerline of San Joaquin Drive including 35 feet radius curb returns and spandrels, and an 8 feet wide cross -gutter in accordance with City of Palm Springs Standard Drawing No. 200 and 206. 45 Construct a standard street knuckle, in accordance with City of Palm Spring! Standard Drawing No. 104, at the intersection aligned with Site Access A and thi southerly prolongation of the centerline of San Joaquin Drive. F 101 46.Construct a 30 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. The driveway approach shall be constructed at the location identified as Site Access A (northerly Gene Autry Trail driveway), within the standard street knuckle. 47. Construct a 5 feet wide sidewalk along both sides of the new local street, in accordance with City of Palm Springs Standard Drawing No. 210. 48. Construct a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, within the new local street from edge of proposed gutters in accordance with City of Palm Springs Standard Drawing No. 110 and 300. The required pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval, and designed to withstand anticipated heavy truck volumes generated by the development. 49. Construct Type A curb ramps meeting current California State Accessibility standards on each side of the new local street intersection aligned with Site Access A, in accordance with City of Palm Springs Standard Drawing No. 212. 50 Construct a directional median opening within the existing landscaped median, aligned with Site Access B. The directional median opening shall provide a 100 feet long southbound, left -turn bay, and shall be designed and constructed in accordance with the Caltrans Highway Design Manual and in a manner to prohibit westboune left -turn egress from Site Access B. The applicant shall be responsible for removinc and replacing irrigation system and landscaping improvements within the existin< median, to the satisfaction of the Director of Planning and City Engineer, it accordance with Caltrans standards. 51. Site Access B (central Gene Autry Trail driveway) shall be revised to eliminate the two westbound exit lanes, and shall consist of a divided entry with two entrance lanes (12 feet wide each, 24 feet wide total), a landscaped median (13 feet wide) and one exit lane (16 feet wide), for a total width of 53 feet, or as otherwise approved by the City Engineer. Remove the existing curb and gutter, and construc Site Access B as a 53 feet wide driveway approach at the location as shown on the approved site plan, in accordance with City of Palm Springs Standard Drawing No 205. Access shall be limited to right -turn in, right -turn out, and left -turn in only. Left turn out egress shall be prohibited. 52. Remove the existing curb and gutter, and construct Site Access C (southerly Gene Autry Trail driveway) as a 32 feet wide driveway approach at the location as showr on the approved site plan, in accordance with City of Palm Springs Standar Drawing No. 205. Access shall be limited to right -turn in and right -turn out only. 0 C-1 53. Construct a Type C curb ramp meeting current California State Accessibility standards on each side of the driveway approaches (for Site Access B and C) in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on -site to construct a path of travel meeting ADA guidelines. 54. Construct a 10 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. The sidewalk may be meandering, and shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. The applicant shall dedicate an easement for sidewalk purposes for portions of the sidewalk, if meandering, that are located outside of existing right-of-way. 55. Construct a Type A curb ramp meeting current California State Accessibility standards at the northeast and southeast corners of the intersection of Gene Autry Trail and Mission Drive, in accordance with City of Palm Springs Standard Drawing No. 212. 56.All broken or off grade street improvements shall be repaired or replaced. 1;7TAIkyj W zIZi s 57. Remove the existing curb, gutter and sidewalk, and construct Site Access D (westerly Ramon Road driveway) as a 32 feet wide driveway approach at the location as shown on the approved site plan, in accordance with City of Palm Springs Standard Drawing No. 205. Access shall be limited to right -turn in and right - turn out only. 58. Site Access E (easterly Ramon Road driveway) shall be revised to eliminate the two southbound exit lanes, and shall consist of a divided entry with two entrance lanes (12 feet wide each, 24 feet wide total), a landscaped median (5 feet wide), and one exit lane (16 feet wide), for a total width of 45 feet, or as otherwise approved by the City Engineer. Remove the existing curb returns, spandrels, cross -gutter, and access ramps, and construct Site Access E as a 45 feet wide driveway approach at the location as shown on the approved site plan, in accordance with City of Palm Springs Standard Drawing No. 205. Access shall be limited to right -turn in, right -turn out, and left -turn in only. 59. Modify the existing median opening at Site Access E to provide a directional median opening with a 100 feet long eastbound, left -turn access into the development and to prohibit southbound left -turn egress from Site Access E; and modify the existing median to extend the eastbound, left turn pocket at San Luis Rey Drive to provide a m x ■ 200 feet long left -turn bay. The median modifications shall be designed and constructed in accordance with the Caltrans Highway Design Manual. The applicant shall be responsible for removing and replacing irrigation system and landscaping improvements within the existing median, to the satisfaction of the Director of Planning and City Engineer. 60. Construct a Type C curb ramp meeting current California State Accessibility standards on each side of the driveway approaches (for Site Access D and E) in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access Vamps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on -site to construct a path of travel meeting ADA guidelines. 61. Remove existing street improvements as necessary to construct a 170-feet long by 12 feet wide bus turn out on the north side of Ramon Road, west of San Luis Rey Drive. Dedicate additional right-of-way concentric with the back of the 8 feet wide color concrete sidewalk to match existing improvements. Construction of a bus stop shelter shall be required, with a design compatible to project architecture as approved by Sunline Transit Agency and the Director of Planning. Bus stop furniture and other accessories, as required by Sunline Transit Agency, shall be provided by the developer, as necessary. The applicant shall be responsible for coordinating the removal of existing bus stop furniture and other accessories located at the northeast corner of Ramon Road and San Luis Rey Drive, as required by Sunline Transit Agency. 62.All broken or off grade street improvements shall be repaired or replaced. SAN LUIS REY DRIVE 63. Dedicate an additional 21 feet of right-of-way along the entire frontage, together with a property line corner cut -back at the southeast corner of the subject property in accordance with City of Palm Springs Standard Drawing No. 105. 64. Remove the existing asphalt concrete berm and replace with a 6 inch curb and gutter located 48 feet west of the record centerline of San Luis Rey Drive along the entire frontage, with a 35 feet radius curb return at the northwest corner of the intersection of Ramon Road and San Luis Rey Drive, in accordance with City of Palm Springs Standard Drawing No. 200 and 206. Install an appropriate taper and transition from the north end of the subject property to the widened section of San Luis Rey Drive, to the satisfaction of the City Engineer. 65. Remove and reconstruct the existing 14 feet wide catch basin and storm drain connector pipe located on the north side of Ramon Road, west of San Luis Rey Drive, associated with Riverside County Flood Control District (RCFC) Palm Springs ME x m Storm Drain Line 34, as necessary to facilitate the widening of San Luis Rey Drive. The reconstruction of the catch basin and storm drain connector pipe shall be subject to the review and approval by RCFC and the City Engineer. 66. Construct a 170-feet long by 12-feet wide bus turn out on the west side of San Luis Rey Drive, north of Ramon Road (at the current location of the existing bus stop). Dedicate additional right-of-way concentric with the back of the 8 feet wide colored concrete sidewalk to match existing improvements. Construction of a bus stop shelter shall be required, with a design compatible to project architecture as approved by Sunline Transit Agency and the Director of Planning. Bus stop furniture and other accessories, as required by SunLine Transit Agency, shall be provided by the developer, as necessary. 67. Remove and replace the existing cross -gutter located across the north leg of the Ramon Road and San Luis Rey Drive intersection, as necessary to facilitate the required street improvements. 68. Construct Site Access F and G (southerly and center San Luis Rey Drive driveways) as a 32 feet wide driveway approach at the locations as shown on the approved site plan, in accordance with City of Palm Springs Standard Drawing No. 205. Full access shall be permitted. 69. Construct Site Access H (northerly San Luis Rey Drive driveway) as a 30 feet wide driveway approach at the location as shown on the approved site plan, in accordance with City of Palm Springs Standard Drawing No. 201. The applicant shall post signage indicating that delivery trucks are prohibited from turning left onto San Luis Rey Drive. 70. Construct a Type C. curb ramp meeting current California State Accessibility standards on each side of the driveway approaches (for Site Access F and G) in accordance with City of Palm Springs Standard Drawing No. 214. The applicant shall ensure that an appropriate path of travel, meeting ADA guidelines, is provided across the driveway, and shall adjust the location of the access ramps, if necessary, to meet ADA guidelines, subject to the approval of the City Engineer and ADA Coordinator. If necessary, additional pedestrian and sidewalk easements shall be provided on -site to construct a path of travel meeting ADA guidelines. 71. Construct an entry monument, or non -traversable median within San Luis Rey Drive immediately north of Site Access H (separating opposing traffic lanes) to restrict delivery truck right -turn access into the development from San Luis Rey Drive, or left -turn access out of the development onto San Luis Rey Drive. The entry monument shall be designed to narrow the travelway, but allow non -project related delivery truck access directly into the adjacent neighborhood. The entry monument design shall be subject to the review and approval of Cathedral City. The applicant is encouraged to coordinate with Cathedral City staff to obtain the application X LN process or procedure to obtain official approval of the entry monument design, including, if applicable, approval from the City Council of Cathedral City. 72. Construct an 8 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. The sidewalk shall be constructed of colored Portland cement concrete. The admixture shall be Desert Sand, Palm Springs Tan, or approved equal color by the Engineering Division. 73. Construct a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal from edge of proposed gutter to clean sawcut edge of pavement, in accordance with City of Palm Springs Standard Drawing No. 110. The required pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval, and designed to withstand anticipated heavy truck volumes generated by the development. 74. The applicant shall crackfill, repair, or otherwise improve the existing pavement section in accordance with requirements indicated in a Geotechnical Design Report evaluating the current pavement condition of San Luis Rey Drive and its ability to withstand use by the anticipated heavy truck volumes generated by the development, which may include, but not be limited to, construction of a minimum 1% inch asphalt concrete overlay on the existing asphalt concrete pavement within San Luis Rey Drive. 75.Install new traffic striping improvements to provide two (2) through traffic lanes northbound and southbound, a 12 feet wide center two-way left -turn lane, and an 8 feet parking lane adjacent to the east curb, from Ramon Road across the project frontage, transitioning at the north property line. Provide appropriate traffic striping and signage along the entire frontage, as required by the City Engineer. Parking shall be prohibited along the west side of San Luis Rey Drive along the entire project frontage. The applicant shall install appropriate "No Parking" signs prohibiting parking along the west side of San Luis Rey Drive, along the entire project frontage. MISSION DRIVE 76. The entire segment of Mission Drive, from Gene Autry Trail to San Joaquin Drive shall be removed and reconstructed as required herein, to facilitate access into the proposed development. 77. Construct a 6 inch curb and gutter located 20 feet north and south of the centerline of Mission Drive from Gene Autry Trail to San Joaquin Drive, with a 25 feet radius curb return and spandrel at the northwest, northeast, and southeast corners of the intersection of Mission Drive and San Joaquin Drive, and with a 35 feet radius curb return and spandrel at the southwest corner of the intersection of Mission Drive and m x m San Joaquin Drive, in accordance with City of Palm Springs and City of Cathedral City specifications. 78. Construct a 6 feet wide cross gutter across the north and south legs of the Mission Drive and San Joaquin Drive intersection with a flow line parallel with and 20 feet from the centerline of San Joaquin Drive in accordance with City of Palm Springs and City of Cathedral City specifications. 79. Construct a 5 feet wide sidewalk behind the curb on the north and south sides of Mission Drive, from Gene Autry Trail to San Joaquin Drive, in accordance with City of Palm Springs Standard Drawing No. 210. 80. Construct a Type A curb ramp meeting current California State Accessibility standards at the northwest, northeast, southwest, and southeast corners of the intersection of Mission Drive and San Joaquin Drive, in accordance with City of Palm Springs Standard Drawing No. 212. 81. Construct a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, throughout the entire travelway to the end of new improvements at the east leg of the Mission Drive and San Joaquin Drive intersection, in accordance with City of Palm Springs Standard Drawing No. 110. The required pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval, and designed to withstand anticipated heavy truck volumes generated by the development. 82. Construct an entry monument, or non -traversable median within Mission Drive immediately east of San Joaquin Drive (separating opposing traffic lanes) to discourage delivery truck access into the adjacent neighborhood along Mission Drive. The entry monument shall be designed to narrow the travelway, but allow non -project related delivery truck access directly into the adjacent neighborhood. The entry monument design shall be subject to the review and approval of Cathedral City. The applicant is encouraged to coordinate with Cathedral City staff to obtain the application process or procedure to obtain official approval of the entry monument design, including, if applicable, approval from the City Council of Cathedral City. 83 Install new traffic striping improvements to provide two (2) westbound traffic lanes and one (1) eastbound traffic lane from Gene Autry Trail to San Joaquin Drive. The westbound lanes shall be striped for left -turn and right -turn movements; the left -turn lane shall be 12 feet wide and the right -turn lane shall be 14 feet wide. The eastbound lane shall be 14 feet wide. Appropriate traffic striping and signage along the Mission Drive frontage to San Joaquin Drive shall be installed, as required by the City Engineer. Parking shall be prohibited along both sides of Mission Drive from Gene Autry Trail to San Joaquin Drive. The applicant shall install appropriate "No K 0 Parking" signs restricting parking along the both sides of this segment of Mission Drive. 84. Install a 2-way stop controlled intersection at Mission Drive and San Joaquin Drive, with stop controls installed for northbound and southbound vehicles on San Joaquin Drive. Install appropriate traffic striping and signage in accordance with City of Palm Springs and City of Cathedral City specifications. At the Mission Drive and San Joaquin Drive intersection, the applicant shall post signage indicating that eastbound commercial vehicles accessing the development are prohibited from proceeding eastbound, and are directed to proceed southbound at San Luis Rey Drive; and shall post signage prohibiting northbound commercial vehicles leaving the development from turning right (eastbound) onto Mission Drive. Proposed signage shall be subject to the review and approval by Palm Springs and Cathedral City. SAN JOAQUIN DRIVE 85.The entire segment of San Joaquin Drive, from Mission Drive to the standard street knuckle aligned with the centerline of Site Access A shall be removed and reconstructed as required herein, to facilitate access into the proposed development. 86. Dedicate additional right-of-way as necessary to construct a standard street knuckle on -site, at the intersection of the prolongation of the centerline of San Joaquin Drive and the centerline of Site Access A, in accordance with City of Palm Springs Standard Drawing No. 104. 87. Construct a 6 inch curb and gutter, 20 feet east and west of the centerline from Mission Drive to the standard street knuckle located at the intersection with the centerline of Site Access A. 88. Construct a 5 feet wide sidewalk behind the curb on the east and west sides of San Joaquin Drive, from Mission Drive to the standard street knuckle located at the intersection with the centerline of Site Access A, in accordance with City of Palm Springs Standard Drawing No. 210. 89. Construct a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, throughout the entire travelway, in accordance with City of Palm Springs Standard Drawing No. 110. The required pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval, and designed to withstand anticipated heavy truck volumes generated by the development. m W I SANITARY SEWER UU.All sanitary tacilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 91. If not already constructed, extend the existing 15 inch public sewer main from the end of the existing sewer main in San Luis Rey Drive north of Ramon Road to the point of on - site sewer connection for the project. The applicant shall coordinate installation of laterals for future sewer connections to adjacent properties along the east side of San Luis Rey Drive, within Cathedral City, subject to the review and approval of the Desert Water Agency and the Cathedral City, City Engineer. The sewer main extension shall be constructed prior to issuance of a certificate of occupancy, or as otherwise allowed by the City Engineer. 92. Coordinate with Desert Water Agency for preparation of sewer improvement plans for the extension of the existing 15 inch public sewer main in San Luis Rey Drive. The plans shall be approved by Desert Water Agency prior to issuance of any building permits. 93.All on -site sewer systems shall be privately maintained by the Commercial Shopping Center. Provisions for maintenance of the on -site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. 94.All sewer mains constructed by the applicant and to be publicly maintained shall be subject to the review and approval by Desert Water Agency. The applicant shall comply with all Desert Water Agency requirements necessary for acceptance of the extended sewer main by Desert Water Agency. 95. Construct an on -site private sewer system to collect sewage from the development and connect to the existing public sewer system. Private on -site sewer mains shall conform to City sewer design standards, including construction of V.C.P. sewer mains and standard sewer manholes, unless otherwise allowed by the City Engineer. A profile view of the on -site private sewer mains is not necessary provided sufficient invert information is provided in the plan view, including elevations with conflicting utility lines. Plans for sewers other than the private on -site sewer mains, i.e. building sewers and laterals from the buildings to the on -site private sewer mains, are subject to separate review and approval by the Building Division. 96.The on -site private sewer system shall connect to the sewer main within San Luis Rey Drive in accordance with Desert Water Agency standards. Ee K m X�Wt 97. Submit a Precise Grading and Paving Plan prepared by a California registered Civil Engineer to the Engineering Division for review and approval. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff members that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Precise Grading and Paving Plan. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Site Plan, a copy of current Title Report; a copy of Soils Report; and a copy of the associated Hydrology Study/Report. a8.. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the adjacent streets, roadways, or gutters. a9. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760-346-7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to approval of the Precise Grading and Paving Plan. 00. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. 101. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Precise Grading and Paving O m Plan. The soils report shall evaluate existing pavement conditions of San Luis Rey Drive, Mission Drive, and San Joaquin Drive, and identify pavement repairs and/or pavement construction requirements with regard to the use of these streets by heavy trucks associated with this development. 102. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Precise Grading and Paving Plan. The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 103. All stormwater runoff across the property shall be accepted and conveyed in a manner acceptable to the City Engineer and released to Palm Springs Master Storm Drain Line 34 through an on -site storm drain system. Stormwater runoff may not be released directly to Line 34 or adjacent streets without first intercepting and treating with approved Best Management Practices (BMP's). 104. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, pass runoff directly to the streets through parkway or under sidewalk drains. 105. The on -site storm drain system, including storm drain pipe sizing, catch basin sizing and other specifications for construction of required on -site storm improvements shall be finalized in a Hydrology Report for this development. drainage 106. Submit storm drain improvement plans for all on -site storm drainage system facilities for review and approval by the City Engineer. 107. Construct storm drainage improvements, including but not limited to, catch basins and storm drain lines, for drainage of the development into Line 34, subject to the review and approval by the City of Palm Springs, City of Cathedral City, and Riverside County Flood Control District (RCFC). 10 8. The applicant shall extend Palm Springs Master Storm Drain Lateral 34A within San Luis Rey Drive, from the existing terminus just north of Ramon Road along the frontage of the development. The applicant shall coordinate with Riverside County Flood Control District (RCFC) for the design and installation of Storm Drain Lateral 34A, including associated catch basins and storm drain connector pipes, along both sides of San Luis m r Rey Drive. The extension of Storm Drain Lateral 34A shall be completed prior tc construction of the required street improvements within San Luis Rey Drive, and prior tc issuance of a certificate of occupancy, unless otherwise allowed by the City Engineer. 109. The project is subject to flood control and drainage implementation fees. The acreage drainage fee at the present time is $9,212.00 per acre in accordance with Resolution No. 15189. Any design and construction costs associated with the extension of Storm Drain Lateral 34A may be credited against drainage implementation fees otherwise due. The applicant shall coordinate the credit of drainage implementation fees with the City and Riverside County Flood Control District (RCFC) through approval of a Cooperative Agreement between the applicant, the City of Palm Springs, the City of Cathedral City, and RCFC, prior to issuance of building permits. In the event extension of Storm Drain Lateral 34A is not completed prior to an application for building permits, the drainage implementation fee applicable to any building permit(s) shall be paid, with the fee($) being added to the total costs related to the extension of Storm Drain Lateral 34A for which credit of drainage implementation fees will be considered. ON -SITE 110. The minimum pavement section for all on -site pavement shall be 2'h inches asphal concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavemen section is proposed, the proposed pavement section shall be designed by a Californic registered Geotechnical Engineer using "R" values from the project site and submittec to the City Engineer for approval. 111. Sufficient stacking area shall be provided on -site to accommodate a minimum of seven tandem vehicle spaces, inclusive of the vehicle being served at each drive - through service window, per Municipal Code Section 93.06.00, and the queue of vehicles shall not extend into or interfere with any internal circulation patterns. GENERAL 112. Any utility trenches or other excavations within existing asphalt concrete pavement o1 off -site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The applicant shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off -site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off -site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off -site streets, at the discretion of the City Engineer. The pavement condition of the existing off -site Ee K streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. 113. All proposed utility lines shall be installed underground. 114. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on -site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. A detailed plan approved by the owner(s) of the affected utilities depicting all above ground facilities in the area of the project to be undergrounded, shall be submitted to the Engineering Division prior to approval of the grading plan. The existing overhead utilities across the north property line meet the requirement to be installed underground. Utility undergrounding shall be completed prior to issuance of a certificate of occupancy. 115. All existing utilities shall be shown on the improvement plans. The existing and proposed service laterals shall be shown from the main line to the property line. 116. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 117. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as -built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 118. Nothing shall be constructed or planted in the corner cut-off area of any driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 119. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. r_' 20. In accordance with Government Code 66426 (c), an application for a Tentative Parcel Map shall be submitted to the Planning Department if the subject property is proposed w to be subdivided for purposes of sale, lease, or financing of commercial parcels within the proposed development. 121. In the absence of an approved and recorded Parcel Map, an application for a lot line adjustment shall be submitted to the Engineering Division for review and approval to remove Lot "B" of Parcel Map 18787 from record, and to adjust the existing property lines of Parcels 1 and 2 of Parcel Map 18787 to avoid intersecting any proposed buildings. A copy of a current title report and copies of record documents shall be submitted with the application for the Lot Line Adjustment. The application shall be reviewed and approved by the Engineering Division, and the Lot Line Adjustment shall be recorded, prior to issuance of any building permit for buildings intersected by existing property lines. 122. Relocation or abandonment of record easements across the property shall be performed prior to issuance of a building permit for buildings proposed within the record easements. The easements, identified as an easement to Southern Sierras Power Company recorded on May, 9, 1922 in Book 570, Page 34 of Deeds of Records of Riverside County; and a 10 feet wide easement to California Water and Telephone Company recorded July 12, 1957 in Book 2117, Page 483 of Official Records of Riverside County; and Lot "B", as depicted on Parcel Map No. 18787, shall be extinguished, quit -claimed, relocated or abandoned to facilitate development of the subject property. All record easements shall be extinguished, quit -claimed, relocated or abandoned to facilitate development of the subject property. Without evidence of such, proposed buildings encumbered by existing record easements are rendered unbuildable until such time as these easements are removed of record and are not an encumbrance to the affected building(s). TRAFFIC 123. Relocate and modify the existing traffic signal at the intersection of Ramon Road an( San Luis Rey Drive, in conjunction with the associated widening of San Luis Rey Drive The traffic signal shall be split -phased with dual left -turn lanes in the north-soutt direction. Traffic striping or other improvements shall be installed on San Luis Rer Drive, south of Ramon Road, as necessary to implement the required improvements The applicant shall submit traffic signal modification plans, and traffic striping anc signage plans prepared by a California registered Civil Engineer or Traffic Engineer fo review and approval by the City Engineer. The traffic signal shall be installed an( operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed b) the City Engineer. The applicant shall be responsible for 100% of the cost of thesf improvements, however, any other developer's fair share costs that the City mad receive for this improvement may be reimbursed to the applicant subject to the terms o a reimbursement agreement. m 124. Install a traffic signal at the intersection of Gene Autry Trail and Mission Drive. The applicant shall submit traffic signal installation plans prepared by a California registered Civil Engineer or Traffic Engineer for review and approval by the California Department of Transportation (Caltrans). The traffic signal shall be installed and operational prior to issuance of a Certificate of Occupancy, unless otherwise allowed by the City Engineer. The applicant shall be responsible for 100% of the cost to design and install the traffic signal, however, the applicant's fair share cost of this improvement is 11.51 %. Any other developer's fair share costs that the City may receive for this traffic signal may be reimbursed to the applicant subject to the terms of a reimbursement agreement, up to a maximum of 88.49% of the total cost. 125. If reimbursement of costs associated with traffic mitigation measures is requested in writing by the applicant, the applicant shall submit a formal request for preparation of a Reimbursement Agreement and a $2,500 deposit for City staff time associated with the preparation of the Reimbursement Agreement, including City Attorney fees. The applicant shall be responsible for payment of all associated staff time and expenses necessary in the preparation and processing of the Reimbursement Agreement with the City Council, and shall submit additional deposits as necessary when requested by the City, which are included in the amount that may be reimbursed to the applicant through the Reimbursement Agreement. The Reimbursement Agreement is subject to the Cit Council's review and approval, and its approval is not guaranteed nor implied by thi condition. 126. Install traffic striping and signage improvements at the intersection of Sunny Dune; Road and Crossley Road to provide an exclusive northbound left -turn lane, and ai exclusive eastbound left -turn lane. Submit traffic striping and signage plans to the Cit Engineer for review and approval. Required traffic striping and signage improvement: shall be completed prior to issuance of a certificate of occupancy. 127.13ased on the "The Springs Retail Center" Planned Development District Traffic Impac Study prepared by Endo Engineering, dated May 2005 (as amended or updated) traffil mitigation measures are required. For each item identified below, the applicant shal provide a conceptual geometric plan of the intersection improvements, identifyinc existing and future improvements, and any necessary right-of-way acquisition. ThE applicant shall submit an estimate for the cost to construct the required improvements including associated relocation/modification of existing traffic signal improvements an( acquisition of additional right-of-way (if necessary), for review and approval by the Cib Engineer. The following mitigation measures shall be required prior to issuance of a buildinc permit: a. Payment of applicant's fair snare of 4.29% of the cost to widen the Sunrise Way an( Ramon Road intersection to add a northbound right -turn lane and a seconc souhbound left -turn lane. K K m b. Payment of applicant's fair share of 5.56% of the cost to widen the Farrell Drive and Ramon Road intersection to add a northbound right -turn lane and a second southbound left -turn lane. c. Payment of applicant's fair share of 14.00% of the cost to widen the Crossley Road and Ramon Road intersection to add a northbound right -turn lane. d. Payment of applicant's fair share of 11.43% of the cost to widen the Cathedral Canyon Drive and Ramon Road intersection to add a northbound left -turn lane. e. Payment of applicant's fair share of 6.18% of the cost to install a traffic signal at theCrossley Road and Sunny Dunes Road intersection. f. Payment of applicant's fair share of 8.57% of the cost to install a traffic signal at the San Luis Rey Drive and Mesquite Avenue (renamed Dinah Shore Drive) intersection. g. Payment of applicant's fair share of 7.80% of the cost to widen the Crossley Road and Mesquite Avenue (renamed Dinah Shore Drive) intersection to add a northbound through lane, and a second southbound left -turn lane. 128. A minimum of 48 inches of clearance shall be provided on public sidewalks for handicap accessibility. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk; or by the relocation of any obstructions within the public sidewalks along the Gene Autry Trail, Ramon Road, San Luis Rey Drive, Mission Drive, and San Joaquin Drive frontages of the subject property. 12 9. All damaged, destroyed, or modified traffic control devices, pavement legends, or striping associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 130. Install a 24 13 development at accordance with inch stop sign, stop bar, and "STOP" legend for traffic exiting the each of the site driveways (Site Access A, B, C, D, E, F, G, and H) in City of Palm Springs Standard Drawing Nos. 620-625. 1 . Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 132. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. COMMUNITY AND ECONOMIC DEVELOPMENT 133. Prior to issuance of the first certificate of occupancy, the applicant shall install and operate an electronic shopping cart theft system to prevent shopping carts from being removed from the property to the satisfaction of the Director of Planning. The ongoing maintenance an operation K m b. Payment of applicant's fair share of 5.56% of the cost to widen the Farrell Drive and Ramon Road intersection to add a northbound right -turn lane and a second southbound left -turn lane. c. Payment of applicant's fair share of 14.00% of the cost to widen the Crossley Road and Ramon Road intersection to add a northbound right -turn lane. d. Payment of applicant's fair share of 11.43% of the cost to widen the Cathedral Canyon Drive and Ramon Road intersection to add a northbound left -turn lane. e. Payment of applicant's fair share of 6.18% of the cost to install a traffic signal at theCrossley Road and Sunny Dunes Road intersection. f. Payment of applicant's fair share of 8.57% of the cost to install a traffic signal at the San Luis Rey Drive and Mesquite Avenue (renamed Dinah Shore Drive) intersection. g. Payment of applicant's fair share of 7.80% of the cost to widen the Crossley Road and Mesquite Avenue (renamed Dinah Shore Drive) intersection to add a northbound through lane, and a second southbound left -turn lane. 128. A minimum of 48 inches of clearance shall be provided on public sidewalks for handicap accessibility. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk; or by the relocation of any obstructions within the public sidewalks along the Gene Autry Trail, Ramon Road, San Luis Rey Drive, Mission Drive, and San Joaquin Drive frontages of the subject property. 129. All damaged, destroyed, or modified traffic control devices, pavement legends, or striping associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 130. Install a 24 inch stop sign, stop bar, and "STOP" legend for traffic exiting the development at each of the site driveways (Site Access A, B, C, D, E, F, G, and H) in accordance with City of Palm Springs Standard Drawing Nos. 620-625, 131. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 132. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. COMMUNITY AND ECONOMIC DEVELOPMENT 133. Prior to issuance of the first certificate of occupancy, the applicant shall install and operate an electronic shopping cart theft system to prevent shopping carts from being removed from the property to the satisfaction of the Director of Planning. The ongoing maintenance an operation of the electronic shopping cart theft system shall be provided for in the CC&Rs for the site. K K